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1234 Main St.
Lyons, co 80540
04/03/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
71
Items Inspected
9
Recommendation/needs attention
1
Major safety hazard

1 - Inspection Details

In Attendance
Home Owner
Occupancy
Furnished, Occupied
Style
Contemporary, Modern, Multi-level
Temperature (approximate)
44 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Cloudy, Recent Rain
Year Constructed
2018
General Comments: Comments

The home is in good condition overall.  The exterior of the house is well sealed and painted and the drainage is good.   All systems, to the extent that they could be inspected, were in working order at the time of the inspection.  

The roof is the only system in question.  There are several locations were nails were not correctly installed and were patched; the patch material is cracking.  Several other locations were noted where shingles were damaged.  The roofing underlayment was not applied correctly to the eve drip edge and was cut too short to go over the drip edge flashing.  One location was noted where there was no kickout flashing to help prevent water from entering where a horizontal and vertical edge meets.   

As we discussed, some shingle manufacturers do not warranty their shingles if water from one surface is discharged directly onto another roof surface.  I recommend that you determine the make and model of the shingles on your home and check with the manufacturer.  If the manufacturer does not allow water to discharge this way then the drainage system will need to be modified.

Infrared thermography of the structure at the time of the inspection did not reveal any locations where moisture levels were elevated.  Conditions were good for finding leaks since it had rained earlier in the morning, but none were detected.  The attic was accessed and no moisture intrusion was found. There is one location where moisture intrusion may be possible on the west side of the house at the bottom of the shingle valley.  Additional flashing/protection of this area is necessary to ensure against moisture intrusion.

No carbon monoxide detectors were noted, however, the smoke detectors also are carbon monoxide detectors.  There is no need for additional detectors.


Blocked View

Several areas in the interior were not able to be visually inspected because of furniture etc. blocking the view.

2 - Roof

IN NI NP D
2.1 Flashings X X
2.2 Skylights, Chimneys & Other Roof Penetrations X
2.3 Coverings X X
2.4 Roof Drainage Systems X X
2.5 Vegetation, Grading & Retaining Walls X
Inspection Method
Ground, Ladder, Roof
Roof Type/Style
Combination
Slope
3.7
Flashings: Material
Stainless steel
Flashings: Flashing
Rake Drip Edge, Eave Drip Edge, Step
Skylights, Chimneys & Other Roof Penetrations: Chimney Material
No chimney
Coverings: Material
Fiberglass
Coverings: Underlayment
Installed Incorrectly
Roof Drainage Systems: Gutter Material
Steel

I. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. the downspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure of the roof from the readily accessible panels, doors or stairs. II. The inspector shall describe: A. the type of roof-covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roof leaks. IV. The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
2.1.1 - Flashings

Improperly Installed

There is no kickout flashing installed to keep water from getting into the structure.

Roof Roofing Professional
$
Credit
Comment
2.3.1 - Coverings

Damaged (General)

Roof coverings showed moderate damage. Recommend a qualified roofing professional evaluate and repair. 

$
Credit
Comment
2.3.2 - Coverings

Ponding

Observed evidence of ponding in the California cut valley on the west side of the house.  The cut for the valley should be approximately 2 inches above the center of the valley.  Another defect with this installation is having the shingles lapped improperly (larger slope with greater water volume should be on top, the smaller slope is on top and is on the left hand in this photo). The shingles should be bonded in the valley; it was not possible to determine if flashing/bonding was installed at this location. This technique is not recommended with 3-tab shingles. 

Recommend a qualified roofing contractor evaluate and repair. 

Roof Roofing Professional
$
Credit
Comment
2.3.3 - Coverings

Underlayment Incorrectly Applied

Underlayment at front of house eave edge cut too short and goes under and not over the drip edge flashing.

Roof Roofing Professional
$
Credit
Comment
2.3.4 - Coverings

Downspout draining directly onto lower shingle surface.

Some manufacturers will void their products warranty if downspouts drain directly onto the roof surface. Check warranty too determine if this applies.

Roof Roofing Professional
$
Credit
Comment
2.3.5 - Coverings

Roof shows several patches.

Several shingles were patched and the patch material is cracking. Recommend review by a qualified roofing professional.

Roof Roofing Professional
$
Credit
Comment
2.4.1 - Roof Drainage Systems

Gutter Improperly Sloped

Gutters are improperly sloped in areas, which could result in improper drainage around the foundation from water over-topping the gutters if they become to full. Recommend qualified roofing or gutters contractor repair. At the time of the inspection the gutter on the west side of the house was showing zero degrees of slope to the downspout.

Roof Roofing Professional

3 - Exterior

IN NI NP D
3.1 Walkways, Patios & Driveways X
3.2 Siding & Trim X
3.3 Eaves, Soffits & Fascia X
3.4 Exterior Doors X
3.5 Decks, Balconies, Porches & Steps X
Inspection Method
Attic Access, Infrared, Visual
Decks, Balconies, Porches & Steps: Material
Concrete
Walkways, Patios & Driveways: Driveway Material
Street Parking
Siding & Trim: Siding Material
Engineered Wood
Siding & Trim: Siding Style
Rabbered Bevel




Eaves, Soffits & Fascia: Vent Sytem
soffit
Exterior Doors: Exterior Entry Door
Steel
Decks, Balconies, Porches & Steps: Appurtenance
Front Porch

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

4 - Cooling

IN NI NP D
4.1 Cooling Equipment X
4.2 Normal Operating Controls X
4.3 Distribution System X
4.4 Presence of Installed Cooling Source in Each Room X
Cooling Equipment: Energy Source/Type
Electric
Cooling Equipment: Location
Exterior East
Distribution System: Configuration
Central
Cooling Equipment: Brand
Lennox
Cooling Equipment: AC electrical shutoff
Near unit
Cooling Equipment: SEER Rating
13 SEER

Modern standards call for at least 13 SEER rating for new install. 

Read more on energy efficient air conditioning at Energy.gov.

Exterior temperature less than 65 degrees F.

The cooling system was not tested because running an AC unit at temperatures less than 65 degrees F can damage the unit.

Presence of Installed Cooling Source in Each Room not present.

I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

5 - Doors, Windows & Interior

IN NI NP D
5.1 Doors X
5.2 Windows X
5.3 Floors X
5.4 Walls X
5.5 Ceilings X
5.6 Steps, Stairways & Railings X
5.7 Countertops & Cabinets X
Doors: Front door material type.
Steel
Windows: Window Type
Double-hung
Ceilings: Ceiling Material
Gypsum Board
Countertops & Cabinets: Countertop Material
Granite
Windows: Window Manufacturer
Unknown
Floors: Floor Coverings
Carpet, Tile
Walls: Wall Material
Drywall
Countertops & Cabinets: Cabinetry
Wood
Steps, Stairways & Railings: Steps
Other
Blocked view.

Several areas were not available at the time of the inspection to visually inspect.

I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

6 - Heating

IN NI NP D
6.1 Equipment X
6.2 Normal Operating Controls X
6.3 Distribution Systems X
6.4 Presence of Installed Heat Source in Each Room X
Equipment: Energy Source
Gas
Equipment: Heat Type
Gas-Fired Heat, Forced Air
Normal Operating Controls: Normal Operating Controls functional at time of inspection.
Distribution Systems: Ductwork
Unknown
Thermostat Location
Main hall by kitchen.
Equipment: Brand
Lennox
AFUE Rating
Unknown

AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel to energy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy's Energy Star program standard.

I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

7 - Plumbing

IN NI NP D
7.1 Main Water Shut-off Device X
7.2 Drain, Waste, & Vent Systems X
7.3 Water Supply, Distribution Systems & Fixtures X
7.4 Hot Water Systems, Controls, Flues & Vents X
7.5 Fuel Storage & Distribution Systems X
7.6 Sump Pump X
7.7 Bath X
Filters
None
Water Source
Public
Drain, Waste, & Vent Systems: Material
PVC
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper
Hot Water Systems, Controls, Flues & Vents: Location
Basement
Sump Pump: Location
Basement
Main Water Shut-off Device: Location
Basement, North
Drain, Waste, & Vent Systems: Drain Size
2"
Hot Water Systems, Controls, Flues & Vents: Capacity
0 gallons
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas, Tankless
Bath: Type of shower/tub.
tub-shower combo
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Noritz

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

Here is a nice maintenance guide from Lowe's to help. 

Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter

I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

8 - Electrical

IN NI NP D
8.1 Service Entrance Conductors X
8.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
8.3 Branch Wiring Circuits, Breakers & Fuses X
8.4 Lighting Fixtures, Switches & Receptacles X
8.5 GFCI & AFCI X
8.6 Smoke Detectors X
8.7 Carbon Monoxide Detectors X
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Eaton
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
None
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Not Visible
Lighting Fixtures, Switches & Receptacles: Lighting type
Recessed, Fixtures
GFCI & AFCI: AFCI
Kitchen
20 Amp fuse controlled
Carbon Monoxide Detectors: Carbon Monoxide Detector Type
Hardwired
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Left, Garage
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
225 AMP
Smoke Detectors: Smoke Detector Type
Hardwired
Service Entrance Conductors: Electrical Service Conductors
Below Ground
GFCI & AFCI: GFCI
Present at all required locations

The master bath room GFCI outlet controls the other bath rooms in the house.

Branch Wiring Circuits, Breakers & Fuses: Did not remove dead front of main service panel.

I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in the integrity of the serviceentrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

9 - Fireplace

IN NI NP D
9.1 Vents, Flues & Chimneys X
9.2 Lintels X
9.3 Damper Doors X
9.4 Cleanout Doors & Frames X
Not Present
Type
None

I. The inspector shall inspect:

readily accessible and visible portions of the fireplaces and chimneys;

lintels above the fireplace openings;

damper doors by opening and closing them, if readily accessible and manually operable; and

cleanout doors and frames.

II. The inspector shall describe:

the type of fireplace.

III. The inspector shall report as in need of correction:

evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers;

manually operated dampers that did not open and close;

the lack of a smoke detector in the same room as the fireplace;

the lack of a carbon-monoxide detector in the same room as the fireplace; and

cleanouts not made of metal, pre-cast cement, or other non-combustible material.

IV. The inspector is not required to:

inspect the flue or vent system.

inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.

determine the need for a chimney sweep.

operate gas fireplace inserts.

light pilot flames.

determine the appropriateness of any installation.

inspect automatic fuel-fed devices.

inspect combustion and/or make-up air devices.

inspect heat-distribution assists, whether gravity-controlled or fan-assisted.

ignite or extinguish fires.

determine the adequacy of drafts or draft characteristics.

move fireplace inserts, stoves or firebox contents.

perform a smoke test.

dismantle or remove any component.

perform a National Fire Protection Association (NFPA)-style inspection.

perform a Phase I fireplace and chimney inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

10 - Basement, Foundation, Crawlspace & Structure

IN NI NP D
10.1 Foundation X
10.2 Basements & Crawlspaces X
10.3 Floor Structure X
10.4 Wall Structure X
10.5 Ceiling Structure X
Inspection Method
Attic Access, Infrared, Visual
Foundation: Material
Concrete
Floor Structure: Floor coverings did not allow for visual inspection of the underlying concrete.

I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

11 - Garage

IN NI NP D
11.1 Ceiling X
11.2 Floor X
11.3 Walls & Firewalls X
11.4 Garage Door X
11.5 Garage Door Opener X
11.6 Occupant Door (From garage to inside of home) X X
Garage Door: Type
Automatic
Garage Door: Material
Metal
Material blocking view
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
11.6.1 - Occupant Door (From garage to inside of home)

Not Self-closing

Door from garage to home should have self-closing hinges to help prevent spread of a fire to living space. Recommend a qualified contractor install self-closing hinges. 

DIY Resource Link.

Tools Handyman/DIY

12 - Attic, Insulation & Ventilation

IN NI NP D
12.1 Attic Insulation X X
12.2 Vapor Retarders (Crawlspace or Basement) X
12.3 Ventilation X X
12.4 Exhaust Systems X
Dryer Vent
Unknown
Roof Sheathing Material Size
1/2 Inch
Rafter Spread Distance
24 Inch
Attic Insulation: Average Depth
12.75
Ventilation: Ventilation Type
Soffit Vents
Dryer Power Source
220 Electric
Flooring Insulation
Fiberglass, Loose Fill
Roof Sheathing Material
OSB
Attic Insulation: Insulation Type
Fiberglass, Loose-fill

Exhaust Systems: Exhaust Fans
Fan with Light
Attic Insulation: R-value
38


In Colorado the minimum recommended R-value for an attic is 49.  The following map and charts provide you with more information on insulation types and associated R-values:



I. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
12.1.1 - Attic Insulation

Insufficient Insulation

Insulation depth was inadequate. Recommend a qualified attic insulation contractor install additional insulation.  In Colorado the recommended R value for attic insulation is 49, according to the insulation installation sheet provided by the builder the R value is currently at 38.

House construction Insulation Contractor
$
Credit
Comment
12.3.1 - Ventilation

Attic Ventilation Insufficient

Attic venting was insufficient at time of inspection. Soffit vents are present but no gable or ridge vents were noted. Modern standards recommend 1.5 square feet of venting area for every 300 square feet of attic floor space. Recommend an attic contractor evaluate and remedy.

Roof Roofing Professional